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Property profile & analytics
OFF-MARKET
Estimated value
$53,740,000
Office buildings
11111 Sunset Hls Rd, Reston, VA 20190-5327
Entity Owned
5-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US87-0000990
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Total area
222,444 SF
Lot
6.23 ac (271,224 SF)
Zoning code
PDC(PLANNED DEV COMMERCIA
APN
018-3-06-0008-B
UPID
US87-0000990
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Implied cap rate, NOI & suggested price
Cap vs submarket · NOI estimate · 3 price anchors
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$69.10M
Comparable Approach
Comparable
$53.82M
Blend (final)
Blend
$53.74M
Owner & transaction history
Tmg 11111 Sunset Hills LLC · 5 yrs held
Tmg 11111 Sunset Hills LLC
since 2020
Last sale
$54.6M
5 recorded transactions
Zoning & alternative use
PDC(PLANNED DEV COMMERCIA · Reston, VA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$82.0M
+20.9%
Industrial (general)
$75.7M
+11.6%
Auto repair, garage
$74.3M
+9.5%
Cap rate
Implied · in-place · derived from last sale + estimated NOI
Implied Cap rate
#1
Implied · in-place · NOI ÷ last sale
In-place · derived from last sale + estimated NOI
Cap rate, NOI & submarket benchmark
Implied cap rate vs Reston submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Reston submarket · NOI estimate · typical band, median & reading
Refine your cap rate
8-question underwriting flow
1.
Property current status — Going-In vs Stabilized
2.
Price for denominator — asking / offer / market
3.
Leasing status & lease structure (NNN / Gross)
4.
Tenant risk profile & vacancy assumption
5.
Upload T12 / rent roll / OM (optional)
Refine in 60 seconds, get exact suggested price
T12 upload · Submarket benchmarks · Sensitivity grid
Suggested price · 3 cap rate anchors
Income approach @ 5% / 7% / 9% — aggressive / typical / conservative
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · Implied $/SF per anchor · Sensitivity grid
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · implied $/SF · sensitivity
Value
AI, CAP & Alternative Use estimations · Realmo proprietary blendValue Estimations
Based on Realmo’s proprietary methodology
AI Approach
Method
Estimation
Statistic approach
$51,940,000
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$74,860,000
6.5%
$69,100,000
7%
$64,165,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$67,810,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$82,010,000
Change: +21% · Conversion: Difficult
INDUSTRIAL (GENERAL)
$75,660,000
Change: +12% · Conversion: Difficult
AUTO REPAIR, GARAGE
$74,265,000
Change: +10% · Conversion: Difficult
WAREHOUSE, STORAGE
$65,275,000
Change: -4% · Conversion: Difficult
Blend value · Realmo final
$53.74M
Range $48.37M – $59.11M · ±10% · vs last sale $54.60M (Dec 4 2020)
Last sale anchor
$54.60M
Dec 4 2020
Realmo estimate · informational only.
These numbers are calculated by our models from public records and may not reflect actual market value.
Not an appraisal.
Verify with a licensed appraiser before transacting. Realmo accepts no liability for divergence from real-world outcomes.
View the full estimation — every method, every assumption
Confidence drivers & risk notes · Custom comparable set · Free for first 3 / day
Full estimation methodology
Every method · every assumption · confidence drivers
Price per SF
Sale + rent benchmarks
Subject property
$242 / SF
Submarket sale & rent benchmarks
Median sale $/SF · Asking & closed rent · Submarket vacancy
Submarket sale & rent benchmarks
Median sale $/SF · asking & closed rent · submarket vacancy
Property tax & assessments
Tax year 2024Property tax & assessments
Tax year 2024
Tax billed
$789,581
Tax year 2024
Assessed value
$54,774,990
Assessed 2024
Previous assessed
$59,398,130
-7.8% YoY
Effective rate
1.44%
On assessed value
Assessed land
$16,197,330
Assessed improvement
$38,577,660
Land market value
$16,197,330
Improvement market value
$38,577,660
Total market value
$54,774,990
Applied tax rate
1.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
Similar Nearby for Lease
Recent comparable sales
Sale price & price/SF · Sale date & distance · Adjustments & confidence
Recent comparable sales
Sale price & $/SF · sale date & distance · adjustments
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Heating
NONE
Stories
5
Total area
222,444 SF
Lot
6.23 ac (271,224 SF)
Zoning code
PDC(PLANNED DEV COMMERCIA
APN
018-3-06-0008-B
UPID
US87-0000990
Jurisdiction
FAIRFAX
Metro division
WASHINGTON-ARLINGTON-ALEXANDRIA, DC-VA-MD-WV METROPOLITAN DIVISION
Zoning & alternative use
PDC(PLANNED DEV COMMERCIA · Reston, VA
Zoning PDC(PLANNED DEV COMMERCIA · permitted uses
PDC(PLANNED DEV COMMERCIA · Reston, VA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Reston. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$67.8M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$82.0M
INDUSTRIAL (GENERAL)
Est. value
$75.7M
AUTO REPAIR, GARAGE
Est. value
$74.3M
WAREHOUSE, STORAGE
Est. value
$65.3M
OFFICE BUILDING Current
NEIGHBORHOOD: SHOPPING CENTER
INDUSTRIAL (GENERAL)
AUTO REPAIR, GARAGE
WAREHOUSE, STORAGE
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Alternative use deep dive
Conversion cost · permit path · stabilized NOI per option
Building & site characteristics
From public records
Heating
NONE
Stories
5
Lot
6.23 ac
Current owner
From public records · entity-resolved
Tmg 11111 Sunset Hills LLC
Entity
Mailing address
3 BETHESDA METRO CTR STE #1400, BETHESDA, MD 20814-6306
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2020
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 4, 2020
—
Tmg 11111 Sunset Hills LLC
Tmg Acquisition G LLC
Quit Claim Deed
related
—
Dec 7, 2015
$54,600,000
Tmg Acquisition G LLC
11111 Sunset Hills Prop LLC
Grant Deed
$41,000,000 · Private Individual
Apr 23, 2007
$73,934,108
11111 Sunset Hills Prop LLC
Va-sunset Hills LLC
Grant Deed
related
—
—
—
11111 Sunset Hills Prop LLC
—
Loan Modification
related
—
—
—
Tmg 11111 Sunset Hills LLC
—
Loan Modification
related
$53,775,000 · Bds III Mortgage Capital J LLC
Coming soon
Costs & Benchmarks
Operating expenses, capex projections, utility benchmarks, and submarket comparables — all in one view.
Coming soon
Risks
Flood, climate, environmental, title, and tenant-concentration risk — surfaced with mitigations and source citations.
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